Planning and Zoning Commission - Regular Meeting

and and you know whether it's you know allowing  for and I'm all for religious freedom and and   yeah I I I like church period. Um, at the same  time, it just seems to me from when we start   talking about water resources, septic capacities,  uh, storm water runoff, all of these things that   can impact the going concerns that are agg um  it just seems to me that whether it's outdoor   equipment storage or or some of these uses that  can be pretty disruptive to a um you know when   and and again you know we we've got examples that  we've seen that that have come before us. Um I'm   not trying to run religious people off. That's  not it at all. I and I don't know how to to couch   this without saying that. I just think it's worth  examining those conditional uses to make sure that   this is what we want it to be because, you know,  while we are a a pretty rural county and I think   people think of us as as relatively, you know,  undeveloped, the truth is is we are pretty mature   county when it comes to land use because when you  take into account the the land that's been zoned   for, you know, well, you know, 75,000 acres that  we've put into, you know, a easement and then,   um, you know, what's what has access to water and  sewer. You know, we're really limited with what   we can do from a growth standpoint. And so, some  of what I'm saying may fly in the face of growth,  

and that's not at all what I want to do. what  I want to do is have greater predictability in   zoning. So, you know, I just wanted and and I I  think I may have been one of the ones who brought   this up that that I I would really like to drill  down on some of these conditional uses so that,   you know, we don't have um or if we do  have, you know, a private school come in,   it's a very intentional decision that we've made  um from a water access, from a sewer access,   from a water management standpoint. Um, you  know, leeching into the groundwater, you know,   things that un undesired consequences that we  just haven't anticipated correctly. And that's   part of it. Um, and I I I'm Does that make sense  to anyone? Because again, all the we've got a lot   of conditional uses and I just think it's worth  our while to say, you know, it's 2026. You know,   we've got churches that are shuttering. Um, you  know, if somebody wanted to come in and have a   church, they could probably bow an existing church  facility pretty cheap right now. Um, we don't have   to zone a farm to allow for a church. I I'm I'm  Peter. I think I agree with you on a lot of this   because it seems like over the years when when  we didn't have any other place to put certain   conditional uses. It was it was dumped into the  egg zone. That's right. And as as the years went   by, we kept dumping and dumping and dumping until  there's conditional uses longer than our arms. So   I think I'm not trying to interpret what you're  saying. I'm just agreeing that maybe we better   take a look instead of adding conditional uses in  the egg zone. Maybe we better take a look at some  

of them and say, are these really conducive to to  our concept of of the A zone and the A zoning? Um,   and we're not dumping on churches, but um I have  over the years using one as an example, and and it   was a church that's that's in the New Windsor uh  Union Bridge area. They basically bought a farm,   sold off the lots, which they had every right to  do, and they did a great job of clustering those   lots the way that should be done. But then the  church was basically put in the middle of the   remainder of that farm. There is nothing to farm  in the egg zone. And I think that bothers me as   much as anything, which comes back to what  you're saying. Maybe we better take a hard   look at some of this stuff. Josh, we got I I need  to get more aggressive. I can see with you guys.   So um so what Pete was talking about with um  resources with wells and septics the anybody   that comes before with a plan egg or whatever  especially for churches is going to have health   department that kind of rolls that and looks  at it all. So, I think we're covered there, but   um I wanted to I noted the note about private air  parks versus public. Um so, there are many private   ones around. My husband got his license at Clear  View, which is off of Bartholo Road for flying.  

And if you can fly there, you can fly anywhere.  But um there are others that are used for private   pilots too that um you know, Carol Countyy's  become much more popular and um they just   prefer to go elsewhere. Also, I I would tend  to think coming back from the Eastern Shore,   we saw the crop dusters out there. So, I'm  guessing the crop dusters that service our   farms out here don't necessarily come from Carol  County Regionals. They probably come off of more   of the private ones. So, I wouldn't want to  see us like pigeon ho just for um the Carol   County private airport. I would want to maybe not  bring more on, but keep those that are out there. I'd just say so not many planes use for crop  dusting in Carol County just because we're   not flat enough. I imagine in the Tony town,  Gettsburg area, they could um but I mean norally   they use helicopters or you know now drones  like the big thing now but uh but yeah I mean   accurate. Very cool. That's definitely something  that you know there are a lot of small airports   around and you know private use. Josh, what  are your thoughts on overall conditional uses?   I mean, do you think things get kind of lumped  together or as for difficult is it difficult to  

to uh do we need separation? Do we need different  um do we do we need different groupings and   conditional uses a new subset? Well, for instance,  um golf courses, you know, you can't just put a   golf course on like a small farm. Topography,  all those things factor into it. Um you know,   the um how about dog, wineries, dog kennels,  seeing more and more of those, more of them,   too. We're going to we're going to see more of  them with the Amish community. Right. But I mean,   should they be in the middle of neighborhoods and  things like that or should do do we need anything?   I think that's why they were in a you know, or  proposed I I think they're better suited there   than in neighborhood neighborhood. Right. Right.  because they're very size limited depending on the   size of your lot and the setbacks. We always  hear a lot of dog kennels coming through BZA. So, just to kind of reinforce the the  distinction between the permitted and   the conditional uses because I think sometimes  um there is a misunderstanding that if you make   something a conditional use that it gives the  board of zoning appeals the ability to say,   um, yeah, we don't really like that use. Um, so  we're going to deny it or something like that.   The best way to think about conditional uses is  as permitted uses with the understanding that they  

get reviewed on a sightby-sight basis to determine  if there's anything about that particular site   that would suggest either it's not an appropriate  use or that certain conditions need to be attached   to using that site for that particular use.  It doesn't give us latitude to just say no to   something. Yeah. Um so that's really the best way  to think of conditional uses. Um if you don't want   to see them ever anywhere in the egg zone, then um  you might want to consider making them prohibited.   If you think that this use might be okay,  generally speaking, but that certain sites   may be less desirable for that or less appropriate  for that use, and you want to have the extra check   on it, then that would be appropriate to say,  um, okay, let's let's make that a conditional   use so that the BCA can have the extra review,  extra layer of view. It should never be thought   of as something that um gives us latitude to  decide yes or no kind of randomly. Mhm. Well,   just just the the three or four that conditional  uses that I kind of in my head told myself is is   are we at a point in a county as a county where  water resources are near enough that we would   like to revisit uh the nursing homes, churches,  schools, and then also I I'll say it the the the  

equipment storage thing concerns me just because  of leeching into the soil. Um, and you know,   for our farmers and then the other part of that is  when you have some of these if if you again that   it's it's mainly water water use and septic runoff  that that I'm concerned about on in those four   uses. And um I I wasn't concerned about airports.  you know, but I, you know, somebody, you know,   wants to, you know, I I frankly thought we'd  when I was growing up, based on what scientific   uh the what was it? Popular mechanics was telling  me we'd all be flying to work in our cars at this   point. And it looks like they may be coming,  but you know, I don't think so. Um I'm not The   airports was not one that I was concerned about.  It was those were the four maybe five that I was   How many did I list? I list four. um churches,  nursing homes, and again, it's it's mainly water   use and septic. I'm just concerned what impact  that has as it leeches into the ground to our   farmers. That's the only reason I'm bringing those  up. Um because, you know, you those uses it seems   to me they ought to be on water and sewer. Um it  just seems like it and if we want to allow it then   dad gum it as a county we ought to be running  a sewer line out to that piece of property that   that large school wants to attach into. Um I  don't know that just those were the the three   or four that I just kind of wanted to flag and say  you know and if we if we as a commission are good   with it you know and and and you as farmers say  you know Pete you're bringing up something that's   you're making an issue out of something that's  not really an issue. I'm good to move on. I mean,   I'm just asking the question, are we ready? Are  are we ready to to, you know, because it was one   thing and when we were doing it in 1930, is it I'm  asking the question, is it another thing? Is it a  

thing that we ought to be worried about? Because  if you guys tell me it's not a thing, I'm cool.   I'm ready to rock. Let's Let's leave it. I I think  Ralph's take on it is like, you know, okay, it's   a conditional use, but then they ruin the whole  parcel while having the conditional use. Mhm. I   mean, if there was some way we could just restrict  say, "Okay, you're going to you can do it,   but this is how you do it." Yeah. You you can't go  proper right in the middle. I mean, so if if we're   if we require clustering on the homes and then the  rest of the farm then can be just destroyed with   certain uses, what's the point of the egg zone?  Mhm. And the other thing is I keep going back to   the surveys that you came up with. You went out  in the communities. You listed what's important   to them to the people that live and and work and  commute or work in Carol County and live here.   And one of the main things always was the rural  nature of the county. I mean, that's important to   the people. I think we're part of our job here is  to protect the will of the people and by eroding   that this a zone over the years. We better take  a look at it and see what we can do to stop that   erosion. That's that's my point. You're right,  Matt. That's what I'm concerned about. Okay. So,   and this boils back to this goes back to if we're  going to do it, let's do it right. Right. Yeah. So   I think um I believe nursing homes what you're  referring to more as assisted livingings which   um they're limited to 16 or can expand to 23. Um  but they have to have um commercial kitchens and  

there's a whole litany of what they have to have.  Um but I I think that the I go back to the wells.   Um wells are in um a lot of areas much more  productive than they are in some. Um so I I   don't think and the P and the health department  is very critical of well capacity in an assisted   living. We had to have two wells because um not  that they both didn't function well but in case   one went down the other one had to cross over. So,  um, and septics today are a lot different in how   they are designed. You know, some of them, you  know, they're not necessarily leeching out into   the fields. Um, so I I think I'm mixed on the  churches simply because we have seen some big   ones and I agree with Ralph. I don't think that  they should cluster and then use the balance for   something else. If it's egg, the remainder should  remain somehow, you know, cluster your church in   that other. Um, but I I don't think we should  arbitrarily just say no, we can't have them.

So, it sounds like um there is support for  basically re-evaluating the allowed uses   in the a zoning district. And I've made a note to  especially look at them in terms of how they align um the purpose of the zone and the impacts that  those uses might have whether that's water, storm   water, I would throw in traffic generation, those  kinds of things and and ensuring that they're not   going to undermine the a viability, a uses in the  area. I also noted that this could include things   like um you know maybe you're looking at size  limitations on certain types of uses or certain   um you know trip generations if it's traffic is  a concern. Um I'd say setbacks too. Yeah. So,   and then citing we could look at, for instance,  we have uh rural development standards in our   um subdivision regulations. We could look at  those to see do um I can't remember if they   only apply to residential uses or all uses, but  we could look at um incorporating something like   that so that when you get a site plan in,  there's something in the um the subdivision   and uh site development regulations that says  these should be placed this way on the site.   Um, so a couple of things that we could um  incorporate into a review of chapter 158 with  

respect to egg uses. Um, are you okay then with  sort of grouping all those three recommendations   together with a recommendation to to do that  sort of review? Yes, sir. Yeah. Yes. Okay. All right. Um let's see how many more we can  get through here. The next one relates to um emerging uses. This we might also be able to group  under that um that sort of category of reviewing   uses in 158. So this is talking about making sure  that things that are sort of on the horizon for   um the a industry in the future are factored  into our allowable uses. So the ones that   are specifically noted are um hay produce  and livestock auctions, animal rendering,   composting and incinerator facilities, food  waste composting, feed stores, a industrial   parks and emerging agricultural businesses um  whatever they may be. Uh so making sure that   that we have flexibility in our zoning ordinance  to respond to those changes in the industry and   uh that they can lend uh support to the viability  of of the a community into the future. So if   you're okay with that, I would suggest that  we kind of group that into the good previous   discussion. Yep. That's fine. Which one? Um,  you're further down. You go down. We are one.   Next one. My bad. Next one down. Sorry. I forgot  who was driving this ship. Slaughter right there.

Tiffany does a lot, but she can't  extend her arm to grab my mouse. Uh, okay. Uh now we're on to rural design standards  and subdivision controls. So this gets at   what I was just mentioning in terms of our  um subdivision and uh site design code.   Um Deafany, I have a question on um so what is  currently zoned the one we just talked about   um that that doesn't affect them  like if they go to sell something keeping it there that way. Um I believe that this  recommendation flowed from a discussion of certain   uses that um either we don't we don't currently  address in our zoning code explicitly or may be   um not allowed in our zoning code. So,  for instance, the first one, the the hay,   produce, and livestock auctions. Um, we've had  some inquiries about doing produce auctions.   and our zoning administrator because we  don't have that listed in our code as an   allowed use. Our zoning administrator then  needs to kind of figure out what what the   closest use that's described in our code would  be. And so it ends up being a livestock auction,   which is very different from a produce auction.  But we don't we don't address produce auctions.  

So it's those kinds of things that I think what  the discussion related to was what are some of the   uses that are either on the horizon or we know  are are kind of um uh tricky uses because our   zoning code doesn't actually address them fully  and trying to kind of clarify that. Okay. So,   if it's an existing use, it's um then we've  somehow already figured out how to address it.   Got it. And when we go to look at the zoning  ordinance, we would try to factor in those   kinds of things. When anytime you're changing  code, you want to also evaluate the impact on   what's already in existence and determine  what how you want to address that. Got it. Okay. Um, so just one question about that.  Could would you categorize certain events   that happen within the A zone as as part of  that? In other words, we see more and more   um we'll give you an example. Recently uh in our  area there was a a big event um about flowers.   Um is is that included these events is that  included in that part of the ordinance or   uh because we see more and more of that you know  flower festivals uh different different venues   that that are adding that in the a zone and  and what is that is that a condition is that a   special permitted use that has a kind of yeah so  usually special events events require they fall  

into a category of like temporary seasonal events  and they require a temporary zoning certificate   um that they have to apply for depending on the  use. They might they might have specified some of   those events as part of their part of their  business model or or their use. It might be   intrinsic to their use. Um for instance, if you  have uh an agurism type of um that's what I'm   talking do you mean like the um like the like the  tulip festival that was just in our area? Okay.   But which was a great success brought a lot of  commerce into I you know I don't know for sure I   don't know 100% picking but I would say I would  say that you probably need to get a temporary   zoning certificate for that event and depending on  where it is there might be some other things that   you need to provide in order to be because events  yeah events like that Daphne you could have 2,000   cars show up or 200. You just don't know.  Right. So, they're they're temporary permits,   I guess you say. Mhm. Based on the ability to  handle 2,000 cars or 200 cars or 2,000 people   in 20 car. You see what I'm saying? Sure. So  are they so they're all short-term temporary   events that have a a life to them of so long. So  like take it generally speak generally speaking   I mean you might also have something like like  a farmers market you might have something like  

a farmers market that happens seasonally from  April through October and they they might say   this is our plan and so they're not necessarily  each time that happens getting a new zoning   certificate or it might also be something So  some of the agurism types of places if they are   um conditional uses and they have to go to the  BCA to get that conditional use approval. There   might be something that's stipulated in their  conditional use approval that addresses things   like the number of events that they can have. Um  that's that's kind of al almost like a separate   process and that's meant to also address things  like is this is this location a good location for   those types of events. if it's down a um a 10-  foot wide gravel road that's five miles long,   that may not be, you know, those kinds of the  things get factored in then to that evaluation.   Um, but these are all the all the reasons why you  might want to say that a particular use is maybe   best suited as a conditional use because we want  to look at the specific site conditions to see is   this capable of handling larger scale events. Is  that indeed what you have planned? Um, but those   are those are kind of how those get addressed  through our code. Um and then of course if there   are um a lot of complaints lodged against that  particular event, sound is carrying too far or the  

traffic is backed up for miles and miles and this  is happening on a weekly basis or something like   that, then that can affect the decision to issue  that temporary zoning certificate for the event um   in the future. So there are there is a little bit  of checks and stock I guess. Yeah. Yeah. And you   know, look, sometimes uh particularly for seasonal  things, sometimes if they're super popular,   they um they might have a temporary effect on  traffic, people's ability to move around. I   don't know. Is that is that sort of something  that we want to say is acceptable on one day a   year because we know it's also generating a lot  of good things for um kind of spillover effects   on the community business, you know, patronizing  businesses, that kind of thing. Okay. Okay. Okay. Um yeah. Uh let's see. So the the these two recommendations in  this particular subsection,   rural design standards and subdivision  controls. um are also looking at things like   um allowable uses and uh where they  might be located on a property. Um, I would almost say that a T4R2 there maintain and  do not increase the allowable number of permit,  

principal, permitted, or conditional  uses on remaining portions. Um that's what I said might be related to the um some   of the recommendations that  we were just talking about. Um so AT4R1 is talking about those  rural design standards to ensure   they're enforced during the subdivision  process. specifically limit residential   lot sizes and site disturbance to  the minimum necessary and require   clustering to maximize the remaining lands  potential for continued egg production. Um so you can see some comments there related to  uh trying to better define where some of the the   shortcomings are perceived to have been. Um, this  is part of our code and I think our development   uh review folks um work with the applicants to  try to enforce those um or try to achieve those   uh standards. So, if there are particular things  that we're concerned about, we can try to drill   down on those. A lot of times when we see these  subdivisions come in on these types of properties,   the the we're using common driveways, more times  than not. Um, do we feel as a commission that the   design standards that we've been using for those  drives is sufficient? Uh, do we we'd like to see   those drives widened a little bit? Yeah, at  the least some widening of the road. I mean,  

when they cluster, aren't they limited to  a number of what they can cluster to on   one use in common? Yeah, it's like five.  I think it's five. Yeah, it's five. Yeah. And then then they always come and ask us to do  six. That's exactly right. Right. Right. Right.   Six or seven. And and by the way, we we think the  road is a 10-ft road is sufficient because we know   each other. Um yeah, I just given that that the  way we live right now has changed again, I think   that's worth a review and worth a conversation  because um you know, you you see Amazon, you know,   uh FedEx, UPS, and everybody's getting deliveries.  Um, it just makes sense to me that these use in   common drives, we should be expanding them  a little bit and and holding the line on it   when people come and ask for a variance. Um,  or an exception, whatever you want to call it,   because we're not doing anybody any favors by by  designing those roads the way we did 20 years ago   because we we have changed how we live. So, if  I'm understanding the um the conversation here,   the idea is we want to continue to to promote  clustering in the egg and conservation districts,   but we may need to look at things like the  standards for the use common driveways to   make sure since clustering kind of requires a use  in common in a lot of cases. That's right. Uh but   we want to make sure then if you're if you're  having to use that um design approach that the  

use and common drives are sufficient sufficient  gotcha. And what is that? I mean I again guys I   I I'm making this up. I I don't know but you know  we we used to design parking spaces that were you   know at least eight feet wide. So, you know, if  that's the parking space, then are we talking   about a 16 foot wide using common driveway? That  sounds pretty wide. Sounds pretty wide until   you need emergency vehicles to And we've been  talking about that, too. Then then it gets nasty   and use common driveways are probably one of the  biggest source of conflict you could ever have,   right? And I I just do not like use in common.  just because grandma used it to haul hay into   the farm uh is not an excuse to to allow Houston  common driveway. And we've heard those arguments,   believe me. I know. And they don't hold water.  Behind you. I'm sorry. Sorry. So, I guess I'm   I'm looking for some guidance from talk to you  about what what is not what's considered. Okay.   normal by engineers in this county. I want to  know what's considered sufficient, you know,   by modern standards. Yeah. So, we could do some  research and and bring back information about a   few things. Number one, what do other places do in  terms of limiting the number of use in common? Uh,   the number of homes, for instance, off of a use in  common. Could be three, it could be four. We allow   five, could be none. Um, what's the length? What's  the width? What's the the kind of the standard for  

um paving material? That sort of thing, right? Um  defining common driveways can be a nightmare for   EMT and emergency services. Number one, it can  it can be a nightmare for deliveries down use   in common. It it could be a nightmare for conflict  among the people who are taking care of the use in   common. I I would be the first to just recommend  that we outlaw them for all the above reasons.   Yeah. So the but then you have the challenge of  if you want to try to cluster is a use in common   going to help you do that better. Um well you just  require clustering. I don't care where it is you   require it. That's supposed to be that's supposed  to be public road. Well that's that's supposed to   be part of the a zone requirements that we  push for clustering. And uh other than the   offconveyances you can and even that when you um  that that was supposed to be the the hallmark of   the of development in the a zone is to cluster and  keep the majority of the farm open. And uh so you   know I probably am a lone vote here but I I would  love to just look into saying do we should we in   the future allow use in common driveways for all  the reasons I just stated. I Yeah, I think what I   By the way, you're not the I I Houston Common Flag  lots. I I think we should be I I would I would die   on that wall except for the fact that I've been  dying on that wall for six years and no one has   picked it up with me. So, I I I'm not ready. I'm  not ready to die on the wall because I I've been   trying to get them done. If you don't have a  use in common driveway, you have to have flag  

lots. Well, I'm saying dedicated road. just build  a dedicated flipping road. If you're gonna do it,   make it a road, but then the county doesn't want  to maintain it. Um, what is it? Uh, 500, what is   $2,000 per 500 linear feet? Is that what the Is  that the number the budget for the county? Oh,   for uh I think it's somewhere in that vicinity.  Yeah. Yeah. I think it's I think the number that   was quoted to me was $2,000 per 500 linear feet  is what it cost the county to maintain plow and   draw you know what a road that is a number that  is a big number but okay moving on all right I think well we w we've lost Janice um do we have  it in us to get through the last two which are agg   recommendations and then we can pause and  Yes, ma'am. Jump into housing at the next   time. Finish the page, please. All right. So,  then we have um so it sounds like we're keeping   um the recommendation to strengthen the  rural design standards with a couple of   um additional notes about things to look  into. Um maintain and do not increase the   allowable number of principal permitted  or conditional uses on remaining portions keep hearing no opposition. We'll keep that  one. Um and then the last one here   um relates to construction costs and permitting.  So, explore the causes of high construction costs   for new agricultural buildings, particularly  as they relate to permitting requirements,  

and identify potential remedies  to address these challenges. As far as regulatory things go, I'm not quite  sure. I mean, we'd have to do that exploration to   figure out whether there are regulatory tie-ins  here. Well, I know one of the things like the   Amish complained about was that, you know, they've  been building buildings the same way for hundreds   of years and now Carol County says that's not good  enough. You got to make it heavier and they're   like almost dumbfounded by it. And I know I'm a  guy that's built a lot of egg buildings. Our code,   I don't know if that's a state code. So, we get  our permitting code specifically from uh which is   chapter 170. We pull that specifically from the  international building code. The international   building code is adopted by the state of Maryland.  Yeah. So, that's where things such as like the   sprinkler requirements that we hear a lot about  come from. um loadbearing things like that.   They're pulled directly from the International  Building Code which we adopt. Yeah. Do we have to   adopt it or is it Maryland usually says we do?  State. So the state mandates that we sprinkle   every building or above a certain square footage  and with certain electrical requirements because   it's amazing. Our our wind load in Carol County  is way more than Pennsylvania. I have no idea why   because when they trust me I mean well you go to  build a building the builders are normally look   at the plans and they're like their eyes get big  because the costs go up so much. It's normally you   know like NRCS when they design a building they go  by the highest state standards and their buildings   are ridiculous what they cost but even to meet the  county requirements it's still pretty eyeopening.

Well, wind plus because it's like, you know, we're  we're 30 pound snow load. Well, 30 pound snow load   goes all the way up through Pennsylvania, too.  But I think it's because we tend to get more,   you know, norers and stuff like that. So, we can  keep this in here and explore whether there are   um Yeah. I I I think you know I think a lot  of that was brought up because of what some   of the Amish have said definitely that and I would  agree it's like I've never seen you know too you   know I've seen the barns burn down I haven't  seen too many of them blow down or fall down   snow load because I mean they normally I guess  it's because there's no standards in log frame   buildings you know without having stress test  and all that kind of stuff on all the lumber   when they typically use hand cut lumber or sawmill  cut lumber to build. I don't know if that's what   it is, but I know the ones I've talked to would  like an explanation why their their building   standards they've used for hundreds of years are  not good enough for Carol County. But well, with a   lot of it too with IBC, a lot of it has to do with  newer materials, things like that. That's where a   lot of the sprinkler and stuff comes in because  a new house will go up significantly faster than   an old house cuz you're dealing with, you know,  um, TGI joist and all that stuff which are just   sawdust and glue put together. Same thing with new  fabrics, new materials, all that stuff. I mean, it   just the level to which something will burn down  that's relatively new. But if you think that's   bad, you if you have like a building or something  that has to fall under like the FM requirements,   Factory Mutual, I mean, that is IBC on steroids,  crazily enough. And maybe we should give them  

ideas. I have sprinkers in our cow barns next.  Um, okay. So, would you like to keep this one   in and and see if there are alternatives to  consider for the cows, right? There you go. Sorry, we were chatting. Yeah. All right. Um, so we'll keep this one in. Yes.  Okay. Yeah. I I think more more so for maybe   help to figure out why exactly as compared to  other states anyway, close by district. Okay.   So we can say we did it. All right. So we'll  pause here. Um we've gone through the a related   ones. We have about another page worth of um  housing related ones that we'll pick up with   at the next meeting. Um just one thing I wanted  to mention to you. At some point I do want to   um to sort of pause a little bit and go over  the um planning principles with you again.   I know I had introduced them a little while  ago, but particularly given the um recent reg   legislation that passed about incorporating  the planning principles as elements of your   plan. Um it would be good to just understand the  implications of that. Um I've looked through them   and in a lot of cases existing language related  to the various elements have kind of been folded   into those eight planning principles. So there's  there's not a whole lot that's completely new.   There are a few things um that I want to  put on your radar screen and then we can  

talk about whether we want to um kind of reorient  how we organize the plan or how we address these   um eight planning principles um when when it's  all said and done. So, um, just giving you a   heads up at some point we'll we'll kind of pivot  a little bit just because I think it would be   helpful to us to know how you want to incorporate  those um, while we're building this thing. Good. All righty. Thank you. Okay. Thank you. All right.  Thank you. G, this is for the back. I get done.